My Conveyancer in Pentyrch is not on the The Royal Bank of Scotland Solicitor Panel. Can I still use my prefered solicitor notwithstanding that they are excluded from the The Royal Bank of Scotland panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your preferred Pentyrch solicitors but The Royal Bank of Scotland will need to retain a conveyancer on their list of acceptable firms. This will result in additional overall conveyancing fees as well as result in frustration.
- Find an alternative solicitor to to deal with the conveyancing, not forgetting to check they are on the The Royal Bank of Scotland panel
When it comes to mortgage companies such as Nottingham, do Pentyrch lawyers incur a fee to be on the list of approved solicitors?
We are not aware of any bank fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
I currently have a mortgage with Virgin Money for my property in Pentyrch. Conveyancing was finalised months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Virgin Money?
You must advise Virgin Money in advance of letting out your property as this is likely to be a breach of Virgin Money’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. It should not be necessary to do this via a Virgin Money conveyancing panel lawyer.
It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Pentyrch building society branch on numerous occasions and was told they are content with the situation and they will lend. My Pentyrch conveyancing solicitor - who is on the lender conveyancing panel- called and was told they would not lend based on their published requirements. I have no idea who is right.
As long as the property lawyer is on the mortgage company approved list, they must adhere to the CML Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
My partner and I are downsizing from our house in Pentyrch and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A local lawyer would know this is not the case. For the life of me I don't know why the buyers used a national conveyancing firm as opposed to a conveyancing solicitor in Pentyrch. We have lived in Pentyrch for three years we know of no issue. Should we get in touch with our local Authority to get confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Are there restrictive covenants that are commonly identified during conveyancing in Pentyrch?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Pentyrch. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How do I locate a Pentyrch solicitor on the Godiva Mortgages Ltd conveyancing panel? I am a keen cyclist and am willing to travel upto 10kilometers to meet the lawyer.
You can use the search on this website. Please pick a bank and your location and you will see a number of Pentyrch conveyancing lawyers based on proximity. We have detailed some Pentyrch conveyancing firms towards the end of this page and you can contact them to verify whether they are on the Godiva Mortgages Ltd approved list
Back In 2006, I bought a leasehold house in Pentyrch. Conveyancing and Bank of Scotland mortgage organised. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1992. The conveyancing practitioner in Pentyrch who acted for me is not around. Do I pay?
The first thing you should do is contact the Land Registry to make sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. There is no need to incur the fees of a Pentyrch conveyancing firm to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I acquired a studio flat in Pentyrch, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Pentyrch with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease finishes on 21st October 2085
With just 61 years remaining on your lease we estimate the premium for your lease extension to range between £19,000 and £22,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.